04 NPA-2025-0019.01.SH - Waverly North; District 9 - Staff Report — original pdf

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NEIGHBORHOOD PLAN AMENDMENT REVIEW SHEET NEIGHORHOOD PLAN: Central Austin Combined (North University)(CANPAC) CASE#: NPA-2025-0019.01.SH DATE FILED: March 3, 2025 PROJECT NAME: Waverly North PC DATE: May 13, 2025 April 22, 2025 ADDRESS/ES: 3710 Cedar Street DISTRICT AREA: 9 SITE AREA: 1.5657 acres OWNER/APPLICANT: Austin Groups for the Elderly AGENT: O-SDA Industries (Abby Tatkow) CASE MANAGER: Maureen Meredith PHONE: (512) 974-2695 STAFF EMAIL: Maureen.Meredith@austintexas.gov TYPE OF AMENDMENT: Change in Future Land Use Designation From: Civic To: Multifamily Residential Base District Zoning Change Related Zoning Case: C14-2025-0034.SH From: SF-3-H-NCCD-NP To: MF-4-H-NCCD-NP NEIGHBORHOOD PLAN ADOPTION DATE: August 25, 2004 CITY COUNCIL DATE: June 5, 2025 ACTION: PLANNING COMMISSION RECOMMENDATION: May, 13, 2025 – (action pending) 04 NPA-2025-0019.01.SH - Waverly North; District 91 of 36 April 22, 2025 - Postponed on the consent agenda to May 13, 2025 at the request of Staff. [F. Maxwell – 1st; C. Haney – 2nd] Vote: 11-0 [N. Barrera-Ramirez and C. Hempel absent]. STAFF RECOMMENDATION: To support the applicant’s request for Multifamily Residential land use. BASIS FOR STAFF’S RECOMMENDATION: Staff supports the applicant’s request for Multifamily Residential land use in this location. The property is located in an area with existing Multifamily Residential land uses. The applicant is proposing 76 affordable residential dwelling units which will provide additional housing options for the area and the city. 04 NPA-2025-0019.01.SH - Waverly North; District 92 of 36 LAND USE DESCRIPTIONS: EXISTING LAND USE: Civic - Any site for public or semi fire facilities, hospitals, and public and private schools. Includes major religious facilities and other religious activities that are of a different type and scale than surrounding uses. public facilities, including governmental offices, police, ‐ Purpose functional institutional uses that serve 1. Allow flexibility in development for major, multi the greater community; 2. Manage the expansion of major institutional uses to prevent unnecessary impacts on established neighborhood areas; 3. Preserve the availability of sites for civic facilities to ensure that facilities are adequate for population growth; 4. Promote Civic uses that are accessible and useable for the neighborhood resident and maintain stability of types of public uses in the neighborhood; ‐ 5. May include housing facilities that are accessory to a civic use, such as student dormitories; and 6. Recognize suitable areas for public uses, such as hospitals and schools, that will minimize the impacts to residential areas. Application 1. Any school, whether public or private; oriented civic facility, including all hospitals, colleges and universities, and 2. Any campus major government administration facilities; 3. Any use that is always public in nature, such as fire and police stations, libraries, and museums; 4. Civic uses in a neighborhood setting that are of a significantly different scale than surrounding non civic uses; ‐ 5. An existing civic use that is likely or encouraged to redevelop into a different land use should NOT be designated as civic; and ‐ 6. Civic uses that are permitted throughout the city, such as day care centers and religious assembly, should not be limited to only the civic land use designation. 04 NPA-2025-0019.01.SH - Waverly North; District 93 of 36 PROPOSED LAND USE: Multifamily Residential - Higher‐density housing with four or more dwelling units on one lot. Purpose 1. Preserve existing multifamily and affordable housing; 2. Maintain and create affordable, safe, and well-managed rental housing; and 3. Make it possible for existing residents, both homeowners and renters, to continue to live in their neighborhoods. 4. Applied to existing or proposed mobile home parks. Application 1. Existing apartments should be designated as multifamily unless designated as mixed use; 2. Existing multifamily-zoned land should not be recommended for a less intense land use category, unless based on sound planning principles; and 3. Changing other land uses to multifamily should be encouraged on a case-by-case basis. Yes Yes Imagine Austin Decision Guidelines Complete Community Measures Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Name(s) of Activity Center/Activity Corridor/Job Center: • Approx. 0.20 miles east of Guadalupe Street, which is an activity corridor Yes Mobility and Public Transit: Located within 0.25 miles of public transit stop and/or light rail station. • Bus routes along Guadalupe Street, East 38th Street, Speedway Yes Mobility and Bike/Ped Access: Adjoins a public sidewalk, shared path, and/or bike lane. Yes Connectivity, Good and Services, Employment: Provides or is located within 0.50 miles to goods and services, and/or employment center. Yes Connectivity and Food Access: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.2 miles from Speedway Grocery Connectivity and Education: Located within 0.50 miles from a public school or university. No Yes Connectivity and Healthy Living: Provides or is located within 0.50 miles from a recreation area, park or walking trail. • 0.4 miles from Hemphill Park • 0.3 miles from Sparky Pocket Park Yes Connectivity and Health: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • 0.4 miles from Children’s Medical Group of Austin 04 NPA-2025-0019.01.SH - Waverly North; District 94 of 36 • 0.5 miles from CARMAhealth • 0.6 miles from Heart Hospital of Austin • 0.6 miles Central Park Medical Yes Housing Affordability: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. • 100% of the units will be affordable Yes Housing Choice: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. • Approx. 76 dwelling units, studio, 1-, 2-, 3 Bedroom units No Mixed use: Provides a mix of residential and non-industrial uses. No Culture and Creative Economy: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Yes Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. • Building has Historic Landmark – Confederate Woman’s Home Not known Not known No 10 Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Number of Yeses 04 NPA-2025-0019.01.SH - Waverly North; District 95 of 36 Proximity to Imagine Austin Activity Centers and Corridors 04 NPA-2025-0019.01.SH - Waverly North; District 96 of 36 Proximity to Public Parks 04 NPA-2025-0019.01.SH - Waverly North; District 97 of 36 Proximity to Public Transportation IMAGINE AUSTIN GROWTH CONCEPT MAP Definitions Neighborhood Centers - The smallest and least intense of the three mixed-use centers are neighborhood centers. As with the regional and town centers, neighborhood centers are walkable, bikable, and supported by transit. The greatest density of people and activities in neighborhood centers will likely be concentrated on several blocks or around one or two intersections. However, depending on localized conditions, different neighborhood centers can be very different places. If a neighborhood center is designated on an existing commercial area, such as a shopping center or mall, it could represent redevelopment or the addition of housing. A new neighborhood center may be focused on a dense, mixed-use core surrounded by a mix of housing. In other instances, new or redevelopment may occur incrementally and concentrate people and activities along several blocks or around one or two intersections. Neighborhood centers will be more locally focused than either a regional or a town center. Businesses and services—grocery and department stores, doctors and dentists, shops, branch libraries, dry cleaners, hair salons, schools, restaurants, and other small and local businesses—will generally serve the center and surrounding neighborhoods. Town Centers - Although less intense than regional centers, town centers are also where many people will live and work. Town centers will have large and small employers, although 04 NPA-2025-0019.01.SH - Waverly North; District 98 of 36 fewer than in regional centers. These employers will have regional customer and employee bases, and provide goods and services for the center as well as the surrounding areas. The buildings found in a town center will range in size from one-to three-story houses, duplexes, townhouses, and rowhouses, to low-to midrise apartments, mixed use buildings, and office buildings. These centers will also be important hubs in the transit system. Regional Centers - Regional centers are the most urban places in the region. These centers are and will become the retail, cultural, recreational, and entertainment destinations for Central Texas. These are the places where the greatest density of people and jobs and the tallest buildings in the region will be located. Housing in regional centers will mostly consist of low to high-rise apartments, mixed use buildings, row houses, and townhouses. However, other housing types, such as single-family units, may be included depending on the location and character of the center. The densities, buildings heights, and overall character of a center will depend on its location. Activity Centers for Redevelopment in Sensitive Environmental Areas - Five centers are located over the recharge or contributing zones of the Barton Springs Zone of the Edwards Aquifer or within water-supply watersheds. These centers are located on already developed areas and, in some instances, provide opportunities to address long-standing water quality issues and provide walkable areas in and near existing neighborhoods. State-of-the-art development practices will be required of any redevelopment to improve stormwater retention and the water quality flowing into the aquifer or other drinking water sources. These centers should also be carefully evaluated to fit within their infrastructural and environmental context. Job Centers - Job centers accommodate those businesses not well-suited for residential or environmentally- sensitive areas. These centers take advantage of existing transportation infrastructure such as arterial roadways, freeways, or the Austin-Bergstrom International airport. Job centers will mostly contain office parks, manufacturing, warehouses, logistics, and other businesses with similar demands and operating characteristics. They should nevertheless become more pedestrian and bicycle friendly, in part by better accommodating services for the people who work in those centers. While many of these centers are currently best served by car, the growth Concept map offers transportation choices such as light rail and bus rapid transit to increase commuter options. Corridors - Activity corridors have a dual nature. They are the connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. Corridors are also characterized by a variety of activities and types of buildings located along the roadway — shopping, restaurants and cafés, parks, schools, single-family houses, apartments, public buildings, houses of worship, mixed-use buildings, and offices. Along many corridors, there will be both large and small redevelopment sites. These redevelopment opportunities may be continuous along stretches of the corridor. There may also be a series of small neighborhood centers, connected by the roadway. Other corridors may have fewer redevelopment opportunities, but already have a mixture of uses, and could provide critical transportation connections. As a corridor evolves, sites that do not redevelop may transition from one use to 04 NPA-2025-0019.01.SH - Waverly North; District 99 of 36 another, such as a service station becoming a restaurant or a large retail space being divided into several storefronts. To improve mobility along an activity corridor, new and redevelopment should reduce per capita car use and increase walking, bicycling, and transit use. Intensity of land use should correspond to the availability of quality transit, public space, and walkable destinations. Site design should use building arrangement and open space to reduce walking distance to transit and destinations, achieve safety and comfort, and draw people outdoors. BACKGROUND: The applicant proposes to change the land use on the future land use map (FLUM) from Civic to Multifamily Residential land use. The applicant proposes to change the zoning on the property from SF-3-H-NCCD-NP (Family Residence district – Historic Landmark combining district – Neighborhood Conservation combining district – Neighborhood Plan) to MF-4-H-NCCD-NP (Multifamily Residence Medium Density district – Historic Landmark combining district – Neighborhood Conservation combining district – Neighborhood Plan). The property is a Historic Landmark was once the Confederate Woman’s Home which opened in 1908 to care for widows and wives of honorably discharged Confederate soldiers and other women who aided the Confederacy. It has been operating by AGE of Central Texas that helps older adults, which put the property up for sale in December 2024. O-SDA Industries proposes to rezone the property to build approximately 76 affordable residential units. PUBLIC MEETINGS: The ordinance-required community meeting was virtually held on April 1, 2025. The recorded meeting can be found here: https://publicinput.com/neighborhoodplanamendmentcases. Approximately 733 virtual community meeting notices were mailed to people with utility accounts or own property within 500 feet of the property, in addition to neighborhood and environmental groups who requested notification for the area. Two city staff members attended the meeting, Maureen Meredith and Mark Walters from the Planning Department. Abby Tatkow and Megan Lasch from O-SDA Industries attended, and Abby Penner and Erin Curby from Saigebrook Development, in addition to twenty-five people from the neighborhood. Below are highlights from Abby Tatkow’s presentation: • O-SDA Industries is a local, women-owned firm with 15 years of multifamily development experience. • Developer maintains ownership of communities for 15+ years. • We follow Green Building practices. • We have onsite management, at minimum of one maintenance person and one manager. • See presentation slide for Development Timeline. • AGE of Central Texas listed the property for sale in the winter 2024. It’s a Historic Landmark site. It was the Confederate Women’s Home. • We intend to preserve the existing historic structures on the site and build new buildings. 04 NPA-2025-0019.01.SH - Waverly North; District 910 of 36 • Our goal is to have approximately 76 units, including Studios, 1-, 2-, and 3-bedrooms • We will use Affordability Unlocked Type 2 development • The buildings on the north side of site are considered Historic and the buildings built in the 1970’s will be demolished, and the new 3-story building will be in compliance with City of Austin Historic Design Standards, Texas Historic Commission, and the National Parks Service. • There are three options, see slides in presentation for details. o Initially the entrance was proposed on Home Lane, but that was not supported by the neighborhood, so the new proposed entrance in on Cedar Street. o 76 units are proposed o 78 parking spaces are proposed. o Option 3 is the new, proposed site plan, with entrance on Cedar Street, 78 parking spaces, 25-foot setbacks for all buildings on Cedar Street, sidewalks along Home Lane, green space maintained on Cedar Street and will adhere to State and National Parks Service requirements on materials. Q: Do you have plans to preserve the community events on the building? A: We build clubhouse spaces in our developments. We are happy to lend that space to community groups. We know this space has been important to the community. Q: What setbacks are proposed for Home Lane? Are the buildings on Home Lane considered Historic? A: We need hear back from the Texas Historic Commission as to the status of the rest of the buildings on the site. We will adhere to the standard setbacks. Q: Will the project be entirely residential? Will there continue to be leased space to the non-profit organizations in the building? A: This will be a multifamily community, but there will be spaces on-site for community amenities. There won’t be office spaces to rent, but there may be other spaces. Q: What is the development timeline? A: We are waiting to hear back from TDHC regarding our tax credit application in July. We are planning to go to PC and CC in the next couple months. Q: I have an art studio in the building. What is the timeline for me to move out? A: Our understanding with AGE is that we would close on the land later this year and will be leasing back the property to AGE until we need to start construction next spring or summer. They will be giving their individual tenants the option to lease through this timeline. We like to use local artists in our projects to create murals, etc. Please reach out to us to let us know if you have any interest in this. Q: Do you have renderings of the property? A: We are waiting for the Texas Historical Architectural Review because the renderings we have we would like to get input and then come back with another meeting with the neighborhood. 04 NPA-2025-0019.01.SH - Waverly North; District 911 of 36 Q: What is the estimate for change in impervious cover? A: We don’t know what the current IC or the proposed. We will need to get back to you. Q: What is the maximum height? A: It will be a four-story structure with three stories of housing over parking. With Affordability Unlocked there is a height increase based on the amount of affordable housing we are proposing, so about 45 feet in height. There is a part of the property facing 35th street which would stay at three-stories. Q: Would all the property be for rent or any thoughts on condos for sale? A: The housing tax credits lean more towards rentals and not home ownership. For this development, it will all be rental. Q: What percentage of the property will be affordable and how will it be verified? A: The Tax Credit Program has the most requirements regarding compliance, the State and the City will require strict affordability and will require documentation to confirm it. Q: Can students qualify for these affordable units? A: If they are full-time students they do not qualify for this program, it more around families, but part-time students who are income qualified, they can rent from us. Q: Can the parking be underground? A: It’s more expensive to build underground parking, so it would add a lot of costs to the affordable housing project. Q: Are you disregarding the NCCD? A: We are not completely disregarding the NCCD, it would still apply to this zoning category, but based on the city staff, the height could be adjusted based on Affordability Unlocked. Q: Are you proposing to have pedestrian-oriented uses on the ground floor that is required by the NCCD instead of screened garage? A: We would love to do that, but we also hear the neighborhood about parking, we don’t want to reduce the number of parking spaces, and we don’t want to reduce green space. If that’s a bigger priority, we are happy to look into it, but right now our focus is to maximum parking and green space. Q: The neighbors are concerned about traffic. When will the traffic study be needed? A: When we submit a permit approximately Dec. 2025, the City will look at the proposed development and the trip generation to determine if a traffic study will be required, but it might just be a neighborhood traffic analysis, not a full traffic study. Comment: The neighborhood would appreciate if the developers could look into underground parking on the property. That could accommodate the maximum number of affordable housing units while assuring there is enough parking and green space. 04 NPA-2025-0019.01.SH - Waverly North; District 912 of 36 Response: We can have the general contractor give us a quick cost on this and get back to you and have the architect look at the ramping of the garage and how that would work. 04 NPA-2025-0019.01.SH - Waverly North; District 913 of 36 S.M.A.R.T. Housing Letter 04 NPA-2025-0019.01.SH - Waverly North; District 914 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 915 of 36 Applicant Summary Letter 04 NPA-2025-0019.01.SH - Waverly North; District 916 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 917 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 918 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 919 of 36 Letter of Recommendation from the Neighborhood Plan Contact Team (NPCT) (No letter as of May 2, 2025) From: Meredith, Maureen Sent: Tuesday, April 8, 2025 10:24 AM To: adam.stephens@capstarlending.com; bart.whatley@gmail.com; betsy.greenberg@gmail.com; lindabethteam@gmail.com; mademanifest@gmail.com; lynnmarshall@usefulwildplants.org; rs01@utexas.edu; krichichi@me.com; a.jarry@sbcglobal.net; jfoxworth@mac.com; wwukasch@flash.net; rylan@rylanm.com Cc: Tomko, Jonathan <Jonathan.Tomko@austintexas.gov> Subject: CANPAC Rec?: NPA-2025-0019.01.SH_3710 Cedar Street Importance: High Dear CANPAC NPCT: Cases NPA-2025-0019.01.SH and C14-2025-0034.SH_3710 Cedar Street are scheduled for the April 22, 2025 PC hearing. If your team would like to submit a letter of recommendation to be included in our staff reports, please email it to me and Jonathan, the zoning planner, no later than Wednesday, April 16, 2025 by 3:00 pm. If we receive it after this date and time, we will submit it late material. Thanks. Maureen Maureen Meredith (she/her) Senior Planner, Long-Range Planning Planning Department 512-974-2695 maureen.meredith@austintexas.gov Please Note: Correspondence and information submitted to the City of Austin are subject to the Texas Public Information Act (Chapter 552) and may be published online. Por Favor Tome En Cuenta: La correspondencia y la información enviada a la Ciudad de Austin está sujeta a la Ley de Información Pública de Texas (Capítulo 552) y puede ser publicada en línea. 04 NPA-2025-0019.01.SH - Waverly North; District 920 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 921 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 922 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 923 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 924 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 925 of 36 Abby Tatkow’s Presentation at the April 1, 2025 Virtual Community Meeting 04 NPA-2025-0019.01.SH - Waverly North; District 926 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 927 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 928 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 929 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 930 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 931 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 932 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 933 of 36 04 NPA-2025-0019.01.SH - Waverly North; District 934 of 36 Correspondence Received 04 NPA-2025-0019.01.SH - Waverly North; District 935 of 36 From: Keri Stern Sent: Tuesday, March 18, 2025 8:01 PM To: Meredith, Maureen <Maureen.Meredith@austintexas.gov>; Josh Stern <jstern@ >; Melissa Ciano Ellis < > Subject: Case number. NPA-2025-0019.01.SH Hello Maureen. Our cul-de-sac would like to please discuss this case with you. We are opposed to this development. We would like our street to stay a residential road. Please advise on next steps. Thank you Keri stern 512-573-5197 04 NPA-2025-0019.01.SH - Waverly North; District 936 of 36